Frequently asked questions
Fourteen questions trust estates teams, governors and LA capital programme managers most often ask about UK school building cost.
What does a UK school cost per square metre right now?
Around £3,200/m² all-in for primary new-build, £3,450/m² for secondary and £4,150/m² for SEN special, England-average regional factor, Q2 2026[LGA].
What does it cost per pupil place?
Around £21,700/place for 2FE primary, £33,100/place for 6FE secondary, £78,800/place for SEN 60-place. £/place falls as form-entry rises[LGA].
How long does a CIF scheme take from approval to handover?
Typically 12-18 months: outcomes announced spring, design / procurement summer-autumn, site late autumn through following summer[CIF].
How long does an SRP scheme take?
3-5 years from nomination to handover, including DfE feasibility, CF25 tender, design, planning and construction[SRP].
What is the consultant fee cap?
10% of works under CIF 2026-27. In scope: design, PM, QS, CDM, condition survey, energy modelling, planning consultancy. Out of scope: statutory planning / BCO fees, BNG units[CIF].
How is Spec21 net zero costed?
Around +10% on works for fabric uplift, all-electric heating (heat pumps), MVHR, PV, embodied-carbon-driven material choices[Spec21].
When does BNG apply?
Statutory 10% BNG applies to most major school development granted TCPA permission since 12 February 2024. Typical £ impact 1-2% of works[BNG].
What is the 2029 RAAC deadline?
DfE expects RAAC to be permanently remediated by 2029. The Department typically moves affected schools into SRP rather than funding standalone replacement[RAAC].
What is CF25 and how is it structured?
The £15.4bn DfE Construction Framework 2025, live January 2026: 23 contractors, 10 lots, 2 value bands (above £12m high-value; £4.4-12m low-value). Replaces CF21[CF25].
Should I refurb or rebuild?
Refurb if condition is grade B or better and structure is sound; rebuild if grade C/D, RAAC is present, or M&E backbone needs full replacement. Evidence both with a 30-year whole-life model[NAO].
What is the £13.8bn NAO figure?
NAO January 2025's estimate of the maintenance backlog across the school estate[NAO]. Used by DfE / ESFA to frame SRP / CIF priorities.
Who pays for FF&E and is it inside the works budget?
FF&E sits separately at 6-10% of works (8% planning median); SEN runs 10-14%. CIF and SRP both fund FF&E within scheme cost[LGA].
What replaces CDC2 from March 2026?
Private condition surveys commissioned by trusts and LAs. Typical cost £8-25k per school depending on size and scope[NAO].
Does the Procurement Act 2023 apply?
Yes. PA23 has been in force since 24 February 2025 and applies fully to CF25 mini-competitions and direct awards[PA23].